Award-winning No Move, No Fee conveyancing for Desborough home movers
By Gaynor Haliday , Oct 12, 2018
With 100% fixed conveyancing fees and a commitment to better communication between all parties, we understand how to minimise the stress of moving home.
Whether you are buying or selling a property, and need conveyancing solicitors in Desborough, our expert No Sale, No Fee property lawyers can assist.
If, for whatever reason, your home move does not proceed our no move no fee promise means you won't have to pay any conveyancing solicitors' fees.
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Desborough's most communicative conveyancing service
Nearly one in two of those contacted for market research commissioned by InfoTrack objected to the inadequate communication they received from their lawyer.
The consumer service directives of both the Law Society's 'Conveyancing Quality Scheme' and the CLC are focused on conveyancing solicitor communication.
Even so, a survey carried out by OnePoll of 1,500 people showed around half of consumers believed that better communication would have accelerated the completion of their sale or purchase.
Quittance Conveyancing's team of Desborough conveyancing solicitors provide an award-winning property legal service. We strive to deliver to you the answers you require wherever you are, through your preferred medium, 7 days a week:
- Cheapest Desborough conveyancing solicitor fees
- Real-time progress updates by SMS, phone and email
- Access to your conveyancing case online
- Personal extension numbers of your lawyer
- Open Mon to Thurs 9am-8pm & Fri 9am-6pm
- We are open weekends - Saturday (9am-1pm)
Updated: October 12, 2018
Desborough conveyancing solicitor fees and costs
No Move, No Fee conveyancing in Desborough
Conveyancing solicitor fees are the charges you pay to your Desborough conveyancing solicitor for handling the legal work for your move.
Are Desborough conveyancing fees and costs fixed?
Quittance's conveyancing solicitors work on fixed legal fees (known as 'No Sale, No Fee' or 'No Move, No Fee') with no unexpected, additional costs, unlike some other conveyancing solicitors in Desborough who carry out the legal work on a cost per hour basis. Your quote will explain what you will pay when your property transaction has completed.
Are there any other costs?
In addition to the solicitor's conveyancing fees you will also need to budget for 'disbursements'.
Disbursements are fees, costs or taxes that your property solicitor will have to pay to third parties on behalf of their client. These include costs like Land Registry fees or managing agent fees.
How much will the total Desborough solicitor conveyancing fees be?
While conveyancing fees in Desborough will be the same as anywhere else in the country, the disbursements required can vary. For example, council search fees will vary and specific extra searches, e.g. a commons registration search, may be necessary.
For a standard conveyancing transaction, what we quote is the fee you pay. With Quittance, there are absolutely no hidden fees. To calculate your conveyancing fees, try our conveyancing fees quote calculator: Click here
Conveyancing - Buying a property in Desborough
In carrying out the conveyancing for a property buyer, a conveyancing solicitor in Desborough will investigate the title of the property and report back to the purchaser and the mortgage lender (if applicable).
The property lawyer will offer suggestions and advice following their enquiries, find solutions to outstanding defects and other issues and register the title in the new owner's name.
The following provides advice to assist buyers searching for conveyancing solicitors in Desborough.
- Conveyancing solicitors in Corby
- Conveyancing solicitors in Kettering
- Conveyancing solicitors in Northampton
- Conveyancing solicitors in Wellingborough
- Conveyancing solicitors in Northamptonshire
Your Desborough conveyancing solicitor must be lender-approved
Regardless of whether you are obtaining a mortgage from TSB, Whistletree or any other lender, before you appoint a conveyancing solicitor in Desborough it is vital that you check that they can act on behalf of your lender.
Quite a few mortgage lenders are only happy to work with a selected list (their 'panel') of legal practices. If your conveyancer is not on the panel of your lender, the lender will likely require a second law firm to carry out the legal work.
The buyer will then have to cover this substitute solicitor's fees and significant delays to your move could occur.
Our solicitors can carry out the legal work for all major and minor banks and other lenders.
- Lloyds Bank
- Barclays Bank
- HSBC Bank
- The Royal Bank of Scotland
- Santander Bank
- Nationwide Building Society
- Halifax Bank
- All UK lenders
Kettering Borough Council searches
Searches are enquiries made by Desborough conveyancing solicitors to give details about your new home.
Searches are firstly carried out to meet lender requirements, and include the local authority (LA) search, environmental search, drainage & water search and chancel repair liability.
Your lawyer will notify you if your mortgage lender requires any additional searches, e.g. a more detailed flood report or a Forestry Commission search.
Kettering Borough Council has an estimated delivery time of 5 weeks for property searches. As a result, regulated searches will be faster.
Checking planning permission status
Official Entries will also be sourced from HM Land Registry by your conveyancing solicitor, helping to identify any issues. These issues could include discrepancies between the property boundaries and the title plan or rights or restrictions on how the property may be used.
Kettering Borough Council Council Tax
The council tax paid by a homeowner is based on various factors such as the number of people living at the property and the value of the property as determined by the VOA in 1991. The occupier of a property in Band E, for example, would owe annual council tax of £2,055.
A conveyancing solicitor in Desborough will inform a buyer of the property's tax band once they are made aware.
If the property is unoccupied for 2 years or more, an additional premium of 50% may be applied to the council tax. Single person discount reduces the tax due to 75% which would equal £1,542.
Other discounts and exemptions could also apply, for example where the home is empty or unfurnished for a maximum of 60 days or where the property is uninhabitable.
|Band||Kettering Borough Council Tax (2018)|
Can you challenge the council tax bracket?
The Valuation Office Agency (VOA) should reassess a property's band on request. Councils prefer that this be done within six months of buying a property. To appeal contact:
Valuation Office Agency
59-77 Sheep St
Stamp Duty on Desborough properties
The purchaser's conveyancing solicitor will ensure that the SDLT is correctly calculated and is paid to HMRC. This occurs once the property sale has completed.SDLT is a tax payable on all UK properties where the purchase price exceeds £125,000 (£145,000 in Scotland).
Quittance's case management system ensures that the convoluted SDLT1 form is filed online to reduce delays and to avoid late-filing penalties.
See table below for stamp duty examples for properties in Northamptonshire:
|Average selling price (2017)||Stamp Duty|
|Average price (detached)||£352,414||£7,620.70|
|Average new build||£289,804||£4,490.20|
Stamp duty relief for first-time buyers in Desborough
As from November 2017, first-time buyers will not have to pay any stamp duty if the purchase price is below £300k. Homeowners must pay a higher rate of SDLT when buying a second property. Therefore, if a homeowner in Desborough bought a second property for the average price of £245,770 the SDLT would be £12,288.50.
Desborough conveyancing solicitors should confirm the right amount is calculated.
Buying a flat? Leasehold conveyancing in Desborough
Over 100,000 property owners in the UK are trapped by property leases with unreasonable terms. Numerous technical obstacles may be awaiting the unsuspecting purchaser, such as sinking fund issues, doubling ground rents and unreasonable lease extension premiums.
A good conveyancing solicitor in Desborough will consider potential leasehold issues, such as :
- reviewing the lease itself (many leases are decades old)
- service charges
- dealing with landlords
- insurance covenants
Quittance Conveyancing's leasehold conveyancing solicitor team will work to ensure that you are aware of all the potential issues and costs associated with the lease.
Buying a 'New Build' property in Desborough?
According to data gathered by Her Majesty's Land Registry, the average price for Desborough new builds is £315,078. 78 brand new homes have been bought in Desborough in 2018 so far.
Purchasing a new build requires specialist knowledge, compared to 'standard conveyancing'. To avoid potential problems a conveyancing solicitor in Desborough needs to be mindful of local Desborough considerations and must check numerous things, like dealing with fast exchange timeframes and confirming building regulation compliance.
Our new build conveyancing team are experts in working to tight developer deadlines and ensuring that new build contracts favour the client as much as possible.
Conservation areas in Northamptonshire
If you are buying a property in one of Desborough's conservation areas, the property will need to meet any conservation area building controls. These constraints, called Article 4 Directions, could include:
- Restrictions on the removal of front boundary walls, railings or fences
- Restrictions on the addition of flues and soil vent pipes
- Limits on the installation of VELUX windows
If a property is in breach, the local council could order you (as the new owner) to pay for returning the property to a compliant state, even where the alterations were made by the previous owner.
The local planning authority (LPA) for Kettering has designated conservation area status on certain areas of Desborough. Quittance's conveyancing solicitors will address whether the home you plan to buy is located in a conservation area in Desborough.
Conveyancing - Selling a property in Desborough
The legal work involved in a property sale is much simpler than when purchasing. When buying, the obligation is on the buyer to make sure that the property they are purchasing does not have any legal issues.
With a sale, conveyancing solicitors in Desborough acting for the seller need only respond to the buyer's solicitor's formal enquiries.
Factors that could delay or endanger your sale
A house or flat will frequently have possible issues (for example tree preservation orders or a solar panel 'rent a roof' scheme) which could stop a sale in its tracks.
You shouldn't bury your head in the sand as it is highly unlikely that the problems won't be picked up. Get advice, square up to the issue(s), and find a solution as soon as you can.
- Japanese Knotweed? What to do before selling your home
- The Essential Conveyancing Guide for Sellers in 2018
- Japanese Knotweed? What to do before selling your home
For more conveyancing advice for sellers click here.
Sale conveyancing for a leasehold property
The conveyancing process for a leasehold property is quite a lot more complex than it is for a freehold home.
Leasehold complexity involves additional work on the part of conveyancing solicitors in Desborough, and this could include requesting all relevant freeholder information, through to a copy of any notices served on the leaseholder.
It is recommended that you instruct a leasehold-specialist lawyer as soon as possible to avoid undue delays.
What if Quittance conveyancers are acting for the other side?
Conveyancers regulated by the Council for Licenced Conveyancers can act for both the buyer and the seller. However, SRA regulations ban a single conveyancing solicitor from working on behalf of both sides in a property sale and purchase.
If you are buying or selling a home in Desborough, and a Quittance conveyancer is acting for the other side, you could contact a property solicitor firm in Desborough to carry out your legal work.0
Conveyancing - Remortgaging a property in Desborough
By far the most common reason homeowners remortgage a home is to benefit from a lower interest rate. There are a number of other reasons to remortgage, such as funding a one-off purchase, or wanting a more flexible mortgage.
A proactive conveyancing solicitor in Desborough will complete the conveyancing quickly, and move you to the better rate sooner. With the base rate now at 0.5% (May 2018), fast conveyancing can play a key role in securing the rate you want.
It is key that your property lawyer can also represent your preferred lender. Quittance Conveyancing are on the panel for all major UK lenders. So whether you are changing to an offset mortgage with the HSBC or to a capped-rate mortgage with the Harpenden Building Society, our remortgage team can assist.
About the author
Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.
Read more about this Quittance Legal Expert
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